Agenda item

Convert existing building into dwelling house.

With the aid of a visual presentation including plans and aerial photographs, the Planning Officer identified the site and explained the proposal and relevant planning policies to members. The proposal was to convert a disused former stable block to a 4-bedroom dwelling.

Members were informed that objections had been received from Holt Parish Council regarding impacts on the Green Belt. Photographs of the site and the existing and proposed plans were shown. The Planning Officer outlined the relevant planning constraints including the position within the Green Belt and outside the settlement boundary. The Area of Great Landscape Value was also identified. There was a correction in the officer report in which it had stated that there were no windows in the northwest elevation, as it was identified that there was one small window proposed and rooflights. The majority of the rear and west elevations were blank to maintain the relationship between the dwelling and the land beyond. Members were also shown images of the existing outbuilding and were informed that the proposed changes would have enhanced the setting of the area. In consultation with the highways team, it was identified that one single dwelling would not resultin a material increase in traffic movements compared to the lawful use. Regarding sustainability, air source heat pumps were proposed with a condition for noise mitigation. The principle of development was acceptable, and highways was also acceptable subject to conditions. A tree protection condition was proposed. Although the unsustainable location was contrary to policy KS2 and the proposal represented an isolated dwelling in the countryside it could benefit from the exceptions at paragraph 84 of the NPPF. The recommendation was to grant subject to conditions set out in section 18 of the report.

Public Participation

The agent spoke in support of the application. She referred to the Local Plan which was largely silent of the matter of conversion of rural buildings, so turned to national planning policy for guidance. The NPPF was clear that existing buildings within the Green Belt could have been converted provided that they were of permanent and substantial construction. A structural engineer was consulted early on, and it was confirmed to be the case that the building was suitable for conversion. The design was of a light touch to acknowledge the former use of the building by retaining the style of the openings and work as much as possible and practical with the existing features of the building. The bedrooms had external shutters emulating the existing style of the barn doors and the open plan kitchen which would have allowed the living space to benefit from the attractive outlook over the paddock.

Ms Travers stated that there was no material increase in height, width or depth to the building so that the openness and spaciousness of the Green Belt was preserved. The agent noted that they were proposing to clad the existing white painted concrete walls in a timber larch. This was to give the building a softer appearance in its landscape setting, particularly in relation to any views towards or from Horton Tower. There was no need for the removal of any trees or hedging on the site. Additional hedging was proposed to help soften boundaries and boost biodiversity. Ms Travers noted comments raised in the representations and highlighted services including water and waste collection. It was a modest proposal that was designed to settle quietly into a well screened site, the principle was in line with current planning policies. The agent requested the committee to support.

Members questions and comments

• Members noted that there had been no objections received from Natural England and concluded that there was no harm to the heathland within 5km of the site. Mitigation had been secured by structure levy.
• Clarification regarding impacts of light spill on dark skies.
• Informative note to recommend blinds or similar be fitted to rooflights.
• Confirmation regarding separation distances between hedging and the dwelling.

Having had the opportunity to discuss the merits of the application and an understanding of all this entailed; having considered the officer’s report and presentation; the written representatives; and what they had heard at the meeting, a motion to APPROVE the officer’s recommendation to GRANT planning permission as recommended, was proposed by Cllr Toni Coombs, and seconded by Cllr Andy Skeats. 

Decision: To grant planning permission for approval with the informative note to recommend blinds or similar be fitted to rooflights.